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Ancoats and New Islington Report.Pdf SUSTAINABLE URBAN NEIGHBOURHOODS NETWORK (SUNN) LESSONS FROM ANCOATS URBAN VILLAGE AND NEW ISLINGTON MILLENNIUM VILLAGE, MANCHESTER June 2011 Source: Martin Stockley Associates SUSTAINABLE URBAN NEIGHBOURHOODS NETWORK (SUNN) Report of the Ancoats and New Islington Event 28th June 2011 Contents Setting the Scene 1 Eco-Urban Renewal: Beyond a Tick Box Approach 7 Study Tour Findings 8 Ancoats Urban Village 8 New Islington Millennium Village 9 Workshop Findings 10 1. Incorporating environmental sustainability into building and urban design 10 2. Achieving a balanced, mixed tenure community 11 3. Cutting-edge public realm and roadway initiatives in Ancoats and New Islington 14 Next Steps 18 Appendix A – List of Delegates 19 Photos courtesy of Urban Splash, Martin Stockley Associates, Nick Dodd, Mike Vout, Michael Carley & URBED Ancoats Study Area Source: Martin Stockley Associates New Islington Framework Plan Source: Urban Splash Ancoats & NEW ISLINGTON EVENT 28TH JUNE 2011 SUSTAINABLE URBAN NEIGHBOURHOODS NETWORK LESSONS FROM ANCOATS URBAN VILLAGE AND NEW ISLINGTON MILLENNIUM VILLAGE, MANCHESTER The main focus of the network’s Manchester meeting was on environmental sustainability, balanced communities, and cutting edge public realm initiatives. This report summarises some inspirational talks and constructive workshop discussions. In terms of our ‘walk about’, SUNN team members were blessed with a fine day to see some impressive achievements. Photographs of the visit can be found on Basecamp, along with the main PowerPoint presentations. SETTING THE SCENE A factual briefing note on Ancoats had been provided by Mark Canning, Project Manager with the North West Development Agency, and a briefing paper and project sheets on New Islington from Great Places, who are the lead housing association and responsible for much of the new housing to date. Introductory presentations were given by John Hocking, Executive Director of the Joseph Rowntree Housing Trust on emerging challenges in the new political context, by Richard Hattan, Development Director of Urban Splash, who are lead developers in New Islington, and by Stephen O’Malley, Director at Martin Stockley Associations, who are the engineers responsible for the public realm in Ancoats. John Hocking stressed how much has changed over the past few years. This means that radically different approaches must be considered if we are to build the housing that is needed. Among John’s key points: • There was a hiatus in the Planning system as the Localism Bill progresses through the legislative timetable. In many areas development has stalled and despite some good models, there are real problems in ‘going to scale’, that is building the kinds of numbers that are really needed to meet forecasts of housing demand. • Rising rents are eroding the hopes of young people trying to save the deposits needed to buy a home. The national Housing benefit bill had risen to £22b and significant changes were being introduced to reduce this at a time when the 1 Ancoats & NEW ISLINGTON EVENT 28TH JUNE 2011 Government were introducing near market rents, which in York doubled the current rent for a three bedroom house, and increased dependency on Housing benefits. • It is vital to find a way out of this ‘maze’, for example by making full use of publicly owned land with infrastructure in place. Key issues still to be tackled include: • Where is the finance coming from for first time buyers, and who is going to build affordable homes for them? • How can we ‘future proof’ developments in terms of energy and transport without importing all the technology from abroad? In the next presentation, Richard Hattan suggested that New Islington is a valuable model for other authorities faced with the problem of regenerating an inner city industrial area close to the heart of a major city, and creating an attractive place to live: • ‘The challenge was to change one of the worst areas in Manchester into one of the best’. • New Islington is developing the old Cardroom Estate on 33 acres of land owned by Manchester City Council, and only 102 of the original 200 homes were still lived in when the project started. • The development team felt it was important to build on strengths, which were a sense of community and an attractive canal network. • New Islington directly adjoins Ancoats, just the other side of the Rochdale Canal, which is a unique part of the world’s industrial heritage. Linking the two communities is an important part of the brief. An inspirational masterplan by Will Alsop provides the basis for comprehensive development: 2 Ancoats & NEW ISLINGTON EVENT 28TH JUNE 2011 • Work started in 2003 to create new canals and a water park, and approximately 100,000 tons of land has been decontaminated and reused onsite; the process took five years and a significant part of the public investment. • The scheme is designed to be a real mix: ‘It’s all in the mix – uses, people, incomes, tenures’ to avoid the problems of ‘us and them’. • A significant feature has been the Sustainability Plan, which was implemented well before they became standard practice. It requires: - Minimum construction waste - Recyclable materials - Low embodied energy - Renewable energy and resources • The most prominent building so far is ‘Chips’ a striking block of flats designed by Will Alsop and the first homes for public sale. 142 of the 150 apartments are occupied, plus a couple of the commercial units on the ground floor. • The scheme went beyond Eco-homes Excellent, with an energy centre in the Chips Apartment block that can serve the wider site, giving residents the option of district heating. • The first phase of social housing, Islington Square, completed in 2006 gave the 23 households the opportunity to select from a shortlist the architect for their homes. Much to the surprise of the developer they choose the wildcard FAT (Fashion Architecture Taste). FAT were the only ones who didn’t give a standard formal presentation and instead sat down with the community and listened to what they wanted. This approach gained the trust of the residents and won the commission. Residents wanted traditional housing and by this they meant being able to park their car off the street and be able to see it from their living rooms. They wanted kitchens at the back of the house, not at the front as they had before, and they wanted private back gardens. Some participants raised concerns about the quality of the design and how well the properties would age. 3 Ancoats & NEW ISLINGTON EVENT 28TH JUNE 2011 • Initial projects are helping to change the area’s image and win community support, for example through design competitions for housing to replace what was being demolished and festivals that have attracted thousands, both local residents and people from outside ‘You can’t make a proper place unless you’re having fun’. • A ‘one move strategy’ was implemented for some of the existing Cardroom Estate residents (mainly elderly persons) who could not face more then one move. • Twelve existing homes have been retained on Weybridge Road - after residents fought to keep their homes which had been earmarked for demolition. These formed Manchester's smallest stock transfer to an RSL. • Site preparation has been completed and the bulk of houses have been knocked down. The project is now on the final phase of the re-housing process and will soon be completing public realm investments, including a new park and a marina. • A site has been allocated for self-build units, with detailed planning permission, but this project is stalled due to economic circumstances. A block of 200 units by Taylor Wimpey is also on hold. The lessons on ‘what works’ include: • Effective partnership working between the landowner, master developer and other public agencies including the HCA, New East Manchester Ltd and Great Places. • A masterplan that makes the most of existing and new canals, thus reflecting the area’s history, with a new park acting as a buffer between the housing and an existing, unattractive retail park. • Reuse and recycling of both buildings and materials. • A design code which secures higher standards than would normally have been achieved. Some things which did not work so well included: • Some new technologies, such as private wire networks 4 Ancoats & NEW ISLINGTON EVENT 28TH JUNE 2011 • Complex household energy bills/service charges • The financial case for water technologies, such as grey water recycling. In conclusion Richard asked: ‘So do we really want a mix, and if so, how do we get it?’ One possible solution used by Great Places when they took over the Vibe in Salford, was to let the housing to economically active people with ambition to purchase in 3-5 years, and who could afford strong full-time management, rather than taking people with the maximum points on Council waiting lists. New East Manchester The regeneration of Ancoats and the old Cardroom Estate had been under consideration for decades. What made it possible was the provision of grant funding for site assembly, decontamination, environmental works and planning (in a similar way to the model used on the Continent in places like Amersfoort). A company dedicated to the regeneration of the two neighbourhoods was funded through the North West Development Agency, and drew in private developer and social housing partners. By using the RDA’s compulsory purchase powers, in 2002 197 different land ownerships were brought together, without the need for an approved plan. Some £66 million of public funds were invested, which should be repaid out of the £330 million of private investment that is following. Owners were then able to reacquire sites if they were in a position to go ahead with development. Developers today want ‘oven ready’ sites, and New East Manchester offers a model that could be applied much more widely to reduce the initial risks, and set higher standards of design.
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